HomeMy WebLinkAboutZ-3410-A Staff AnalysisAugust 22, 1989
SUBDIVISION
ITEM
NO.: D
FILE
NO.: Z -3410-B
NAME:
Homewood
Suites Hotel PCD
Short -form
LOCATION: Northwest corner of Hardin Road at Financial
Centre Parkway
DEVELOPER: ENGINEER:
Dimension Development Co. White-Daters & Associates
400 Preston Boulevard, #116 401 Victory Street
Bossier City, LA Little Rock, AR
318-746-2710 374-1666
AREA: 3.42 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0
ZONING: "C-3" and "0-3" PROPOSED USES: Hotel
PLANNING DISTRICT: 11
CENSUS TRACT: 24.01
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
The developers pian to build an all suites hotel on this
site. This all suite hotel is known as Homewood Suites and
is a franchise from Holiday Inns, Inc.
The project will consist of approximately 106 suites with
each suite containing a bedroom, a living room and a full
kitchen which will be a part of the living room area. The
kitchen will be equipped with all appliances, including
utensils, china and glassware. The development will have
approximately eight extra bedrooms which will be connected
rooms enabling two bedroom suites in these eight units.
The site plan will consist of a one-story lodge building,
two suite buildings of two stories each and two suite
buildings of three stores each. The two buildings of three
stores will be connected by a central building which shall
house an elevator, the housekeeping area for the project and
the maintenance area for the project.
August 22, 1949
SUBDIVISION
Item No. D (Continued)
... ................... ...
The buildings will be of wood frame construction with the
exterior being stucco type material. There will be a
composition roof on the structures and designed in a manner
to give the property a mediterranean appearance. The
entrance to the project will be highlighted by an entrance
wall on which the identification sign will be placed. In
addition to the entrance wall signage, there will be placed
one identification sign on Financial Centre Drive at its
intersection with Hardin Road to highlight the project.
A. PROPOSAL/REQUEST:
This PCD is filed for purposes of the construction of a
All Suites Hotel along the Hardin Road frontage.
B. EXISTING CONDITIONS:
This site is currently covered by mature timber and
natural growth. There has been little or no
disturbance except for the construction of adjacent
roadways. The street lying on the south is currently
under construction as a part of the Financial Centre
extension westward. The boundary street along the east
side of the proposal is Hardin Road which was
constructed and originally dedicated as a residential
street. The improvements on Hardin Road extend to the
north boundary of this site.
C. ENGINEERING COMMENTS:
Provide sidewalks on Hardin Road and Financial Centre
Parkway with handicapped ramps at intersections. No
median cut on the parkway will be allowed at the
driveway. Hardin Road should be widened to a 36 foot
back-to-back commercial street for its entire length.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The several issues to be introduced here are as
follows:
1. The development as proposed does not deal with the
adjacent residential property lying to the west in
such a fashion as to buffer the effects of the
three story buildings against the single family
homes.
2. A sketch grading plan is required.
2
August 22, 1989
SUBDIVISION
Item No. D (Continued)
3. The structure should be designed as a flat -roof
type so as to reduce the total visible elevation
of the buildings from the west.
4. The Detention and Excavation Ordinance should be
applied.
E. ANALYSIS:
The Staff view of this proposal is that the project
requires significant redesign due to its impact on the
adjacent residential properties to the west. There are
a number of homes along Springwood Drive that rear upon
this property and the office zoned tract immediately to
the north. It is our feeling that a significant
buffering action should occur adjacent to the rear
property line of those homes. This buffer should be in
the neighborhood of 24-40 feet variable dependant upon
the natural grade and trees that are in place. We feel
that the three story buildings should be moved from
their current location to the southeastern quadrant of
the site, therefor placing the taller structures away
from the residential area and adjacent to the arterial
street.
There are several additional items concerning the site
plan we feel require additional work on the part of the
architect and the developer. This includes the
accessory uses which may be placed within the building,
i.e., retail services, barber shop, food service, etc.
The plan requires complete dimensioning. The signage
on the premises will not be approved by this plan. The
total landscaping and boundary fences should be
indicated on the drawing. The entry gate on the Hardin
Road side should be identified by dimension and height
as there may be a sight distance problem. The circular
drive at the point of entry on Hardin should be
redesigned to eliminate movement conflict. Handicap
ramps and access points to the buildings should be
shown on the site plan.
F. STAFF RECOMMENDATION:
The staff reserves comment on this PCD subject to
resolution of the several items pointed out above.
3
August 22, 1989
SUBDIVISION
Item No. D (Continued)
SUBDIVISION COMMITTEE ACTION:
(July 27, 1989)
Mr. Joe White was present representing the application. A
lengthy discussion followed involving the adjacent street
and the building layout. The street requirements on Hardin
Road were discussed as to the appropriateness of widening
the existing pavement from 27 feet to 36 feet. The Public
Works Department felt that the additional pavement would be
required to service two hotels and a large office zoned site
to the north.
The Staff concerns about buffering against the residential
area and redesign were discussed briefly. It was pointed
out by one Commissioner that it made sense to move the three
story elements of the projects to the Financial Centre
Parkway frontage. The Staff identified for members of the
Committee the residential location adjacent to this property
and the numbers of lots and the Eric Lane location which
enters this project area from the west. Mr. White indicated
that he would look at the possibility of redesign, taking
into consideration the issues raised by Staff, and would be
prepared to address those concerns at the Planning
Commission meeting.
As a last item, Staff pointed out that the Water Works and
Fire Department would need to approve an on-site fire
hydrant and water line system.
There being no further discussion, the item was forwarded to
the full Commission for resolution.
PLANNING COMMISSION ACTION: (August 8, 1989)
The applicant, Mr. Joe White, was present and requested a
deferral to the August 22, 1989 meeting. A motion was made
to defer this item and approved by a vote of 7 ayes, 0 noes,
4 absent.
PLANNING COMMISSION ACTION: (August 22, 1989)
The applicant requested withdrawal of the application in
conjunction with Item No. B on the agenda. A motion for
withdrawal was passed by a vote of 8 ayes, 0 noes, and
3 absent.
4
October 23, 1979
Item No. 8 - Z-3410
Owner:
Fausett and Company, Inc.
and George Flowers
Applicant:
A.B. Speights
Request:
Rezone the East Half of the
Property to "F" Commercial and
the West Half to "E-1" Quiet
Business
Purpose:
Office and Commercial Development
Existing Zoning:
"A" One Family
Location:
Northwest Corner Hermitage and
Hardin Roads
Site Characteristics:
Rolling and Wooded
Size:
4.54 Acres +
Existing Land Use:
Vacant
Abutting Land Use
North - Vacant
and Zoning:
Unclassified
South - Vacant
Unclassified
East - Vacant
Zoned "F"
West - Single Family
Zoned "A"
Zoning History: None
Applicable Regulations: The Zoning Ordinance
FACTUAL INFORMATION
October 23, 1979
Item 8
1. NEED AND/OR DEMAND
The applicant intends to combine this property into the
ongoing development of the One Financial Center office
complex.
2. COMPATIBILITY WITH MUNICIPAL PLANS
Though no specific plan covers this area, the land use
pattern has been well established in this part of the
City. The final street pattern for this area will more
clearly demonstrate the need to combine this property
with the rest of the office park.
It should also be pointed out that this property lies
within the I-430 Corridor Zoning Plan study area.
Staff is on record as endorsing a moritorium on
conventional zoning requests within this area pending
completion of the final zoning map.
3. EFFECT ON ENVIRONS
No adverse effects are anticipated.
4. NEIGHBORHOOD POSITION
None expressed.
5. PUBLIC SERVICES/EFFECT ON
No adverse comments have been received from any
department.
6. UTILITIES/EFFECT ON
No adverse comments have been received.
7. EFFECT ON PUBLIC FINANCES
No particular fiscal impact is expected.
8. LEGAL CONSIDERATIONS/REASONABLENESS
The property abuts "F" zoning to the east, and "E-1"
zoning has been considered suitable for transition
between residential and nonresidential areas.
October 23, 1979
Item 8 - Continued
9. STANDARDS OF QUALITY
No standards of quality have been addressed. The "E-1"
and "F" zoning classifications requested provide the
City with no assurance of design quality. We believe,
however, that the "marketplace" will insure that this
area will evolve as an attractive suburban office park.
10. TRAFFIC AND STREET RIGHT-OF-WAY
No traffic or right-of-way issues attend this case.
The applicant, through the development process, is
completely redesigning the street system in this area.
ANALYSIS
Pyramid Park office development is an expensive and
substantial undertaking, one involving major street
construction and other improvements. It is precisely the
kind of real estate project which staff had in mind when it
incorporated an 110-2" Office and Institutional District
(with site plan review) in the new Zoning ordinance. As
envisioned, this project will consist of a grouping of
freestanding surburban office buildings surrounded by
parking and attractive landscaping. Under the requested
zoning classifications, however, there is no way we can be
assured that this will be the case. We will have to rely
upon land values and the developer's solid record over time
to assure us of this result. A further complication is the
fact that the developer has chosen to deal with this
property on an incremental basis, dealing with each tract
within the site individually, rather than as part of a
preplanned totality. This, however, is the common approach
in Little Rock for projects of this type.
STAFF RECOMMENDATION:
The above comments constitute our assessment of this
proposal. We cannot formally endorse a mix of "F" and "E-1"
zoning on this property for reasons cited previously. We do
recognize, nonetheless, that even within the context of
Little Rock's present inadequate zoning, the end result is
likely to be entirely satisfactory.
October 23, 1979
Item 8 - Continued
COMMISSION ACTION:
The applicant was present and explained to the Planning
Commission the overall development plans for this project.
There were three residents of the Springwood Drive area
immediately west of this property who asked a number of
questions and expressed their concern about the lack of a
suitable buffer between the development and their rear
yards. After a lengthy discussion, the Commission moved to
approve the application as filed. The motion failed -
2 ayes, 5 noes and 4 absent.
A substitute motion was made recommending approval of the
east one-half of the property for "F" Commercial as
requested, and deferring consideration of the west one-half
of the property to the November 27 Planning Commission
meeting. The motion passed - 6 ayes, 0 noes, 4 absent and 1
abstention (Mathews).
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